A revaluation is an update of all assessments in town conducted under the direction of the Board of Assessors. The Board of Assessors are state certified individuals whose duties are to discover, list, and value all real and personal property in the town, in a uniform and equitable manner. The Board of Assessors are not involved in the collection of property taxes.

State law requires that your property be assessed at market value. Market value is the amount a typical, well informed purchaser would be willing to pay for a property. For a sale to be a market value (arms-length or qualified) sale, the seller and buyer must be unrelated, the seller must be willing (but not under pressure) to buy, the property must be on the market for a reasonable length of time, the payment must be in cash or equivalent, and the financing must be typical for that type of property.

Fair cash value has been determined by the Massachusetts Supreme Judicial Court as ”fair market value” which is the price an owner willing but not under compulsion to sell ought to receive from one willing but not under compulsion to buy. It means the highest price that a normal purchaser not under peculiar compulsion will pay at the time, and cannot exceed the sum that the owner after reasonable effort could obtain for this property. A valuation (price) limited to what the property is worth to the purchaser is not market value. The fair cash value is the value the property would have on January first or any taxable year in the hands of any owner, including the present owner. (Boston Gas Co. v. Assessors of Boston, 334 Mass. 549, 566 (1956).

The next best evidences are the qualified sales of reasonably comparable properties. These are properties that are similar to your own in location, age, style, size, condition and other features that affect market value such as the number of bedrooms and bathrooms.

Most likely, yes. However, not all property values will change at the same rate. Market value will have increased more for some neighborhoods and property types than others. Some neighborhoods and property types may have decreased in value and others may have remained the same. One purpose of a revaluation is to make sure that the assessed values reflect the changes that have occurred in property values.

Although the valuation of your property affects your share of taxes, the actual amount you pay is determined by the budgetary needs of the town. This is decided by what services will be provided in the coming year and the cost to provide these services. The budgets are approved at Town Meeting. Once this decision is made and valuations are certified by the Department of Revenue, a tax rate that will generate the needed tax dollars is then adopted and approved by Department of Revenue. Your individual property taxes are then determined by multiplying your assessment by the tax rate. The tax rate is expressed as dollars per thousand dollars in value. Remember assessments and taxes have seesaw effect. If one goes up the other goes down and vice-versa.

Any property or residence must be compared with like properties. As the old saying goes you must compare apples to apples. You should utilize properties that are similar to yours in location, age, style, size, condition and other features that affect market value such as the number of bedrooms and bathrooms for comparison purposes.

General economic conditions such as interest rates, inflation rates and changes in the tax laws will influence the value of real estate. As property values change in the marketplace (sales), those changes must be reflected on the assessment roll.

To arrive at “full and fair cash value” for your property the Assessors must analyze what “willing sellers” and “willing buyers” are doing in the marketplace. The assessment date is January first (other than new construction or demolition which is July first) and therefore the Assessors will analyze sales from the prior calendar year to determine the level of assessment in comparison with the market. (Example: January 1, 2014 is the assessment date for Fiscal 2015, therefore the Assessors will analyze calendar year 2013 qualified market sales. These sales do not include family sales, sales to abutters, estate sales, divorce sales etc.). The Assessors will use three appraisal approaches to value: cost, income and market. The data once analyzed, is then correlated to final values for all properties. The analysis must also meet all standards as set forth by the Department of Revenue for certification.

Members of the assessor's staff will do the revaluation. They have many years of experience in property assessment and are familiar with the marketplace in town. From time to time it may be necessary to hire some outside help. Primarily they would be utilized in the office for data entry or computer analysis.

The revaluation will begin in January and we expect to complete the work by the middle of November. The resulting values will be effective January 1, 2008. These assessments will be the basis for the tax bill which will be mailed in December 2008.

All assessing staff will have an identification card with their picture on it. Our phone number is 259-3024 if you need verification. To ensure accurate assessment it is to your advantage to allow the assessor inside your property when an inspection is required. By denying an inspection, you may lose some rights if you feel the need to appeal your assessment.

We will then consider all other factors that may affect the market value of your property. The cost to replace your building(s), less any depreciation, plus the value of the land could be used to extimate market value. For rental properties, the income and expenses could be considered.

Generally speaking, improvements that increase the market value of a property will increase in assessment. The following examples are typical items that may increase the assessed value of your property. > added rooms or garage > substantial modernization of kitchens or baths > central air - conditioning > fireplaces > extensive remodeling

There are differences between individual properties and between neighborhoods. In one area, the sales may indicate a substantial increase in value in a given year. In another neighborhood, there may be no change, or even a decrease in property value.Different types of properties within the same neighborhood may also show different value changes. For example: one-story houses may be more in demand than two-story houses or vice versa. Older homes in the same area may be rising in value more slowly than newer homes.

Among the numerous factors to be considered that will cause values to differ are location, condition, size, quality, number of baths, basement, finished garages and many others.

No. If an inspection is necessay of your property, we have to analyse all of the information we gathered before placing a value on your property. We will than further review this information to ensure that your assessment corresponds fairly to the assessments of other properties

You will need to file an abatement application with the Assessing Department by the third quarter bill due date. The Board of Assessors has three months on which to act on your application. They will notify you on an approved Department of Revenue form of their decisions within that time.

State law puts the burden of proof on the property owner to show that the assessment is incorrect. Stating that property taxes are too high is not relevent. You should establish in your mind what you think your property is worth.

The best evidence that could be considered would be a recent sale price of your property. The next best evidence would be recent sales prices of properties that are similar to yours. The close in similarity and proximity, the better the evidence.

Another type of evidence that could be considered would be recent appraisal of your property.

No. The property lines depicted on the Town's maps are for planning and tax assessment purposes only. They are not adequate for legal boundary definition, regulatory interpretation, or property conveyance purposes. Legal property boundary descriptions, known as Deeds, are on file with the Hampshire County Registry of Deeds. Hampshire County Registry of Deeds

Students have a choice about where to register to vote. Students attending college may register at their campus address or choose to remain registered or register at their permanent or home address. You may only be registered to vote in one location.

By Mail: If you do not qualify to register to vote online, or if you would prefer to register by mail, you may download the voter registration form by using the link provided in the box to the right. The form must be completed, signed, and delivered to your local election official. Voter registration forms submitted by mail must be postmarked no later than the voter registration deadline.

Massachusetts’ paper voter registration form asks for your Massachusetts driver’s license or ID number, or the last four digits of your Social Security Number. Be sure to provide one of these numbers if you have it. To complete your voter registration online, you must have a Massachusetts-issued driver’s license or non-driver ID.

You need to present ID when voting in person, or mail a copy of your ID when voting by mail, if any of the following apply to you:

You are a first-time voter

You are an inactive voter

You are casting a provisional or challenged ballot

The poll worker has a reasonable suspicion that leads them to ask for your ID

Acceptable forms of ID include a Massachusetts driver’s license or state ID card, recent utility bill, rent receipt, lease, copy of a voter registration affidavit, or any other printed identification that has your name and address. If you cannot show ID, you have the right to cast a provisional ballot.

If you are a registered Massachusetts voter, you may vote absentee if you will be absent from your town or city on Election Day, have a physical disability that prevents you from voting at the polling place, or you cannot vote at the polls because of your religious beliefs.

Absentee ballots must be requested in writing. The application can be found at the State's Election Website and mailed or hand-delivered to your city or town hall. The deadline for absentee voting is 12:00 PM Noon the day before the election (except for the September 4th State Primary/Town Preliminary where the deadline will be August 31, 2018 by 5:00 PM due the Labor Day Holiday. More information can be found on our Absentee Ballot page

Completed ballots must be received before the polls close.

Early In-person

No excuse is required to vote early in-person. Early voting locations differ from your assigned Election Day voting location, so check with your local elections office for times and locations.

Available for the November 6th Election only, please visit our Early Voting Page for more information

Election Day

Voting sites will be open from 7 a.m. to 8 p.m. for statewide elections, but some municipalities can open earlier. Contact your local clerk to verify polling hours. If you are in line by the time polls close, you will be allowed to vote.

If you decide to vote at the polls after receiving an absentee ballot, you must go to your local clerk, who will issue a certificate permitting you to vote in person.

Registering to vote in Massachusetts makes you a resident for the purposes of your driver’s license and vehicle registration. If you drive your vehicle in Massachusetts, you have 30 days from when you register to vote to register your vehicle and get a Massachusetts driver’s license. For more information, contact the Massachusetts Department of Motor Vehicles.

Yes, anyone may enroll for our classes. We do charge a $10 non-resident fee per course per person for those with a residence outside of the town of Amherst. Non-residents include Pelham, Leverett, and Shutesbury.

The online registration portal can often be a bit tricky to navigate. View our troubleshooting section if you having difficulties registering for a program. Please give us a call at (413) 259-3065 or email us at lsse@amherstma.gov if your issue persists or if your issue is unique/ not listed there.

To deter fraud. As an impartial witness, the Notary ensures that the signers of documents are who they say they are and not impostors. The Notary makes sure that the signers have entered into agreements knowingly and willingly.

Per Massachusetts Law Chapter 90, section 20A-20E, all tickets must be paid within 21 days. A $15.00 late fee is added on the 22nd day. If your ticket remains unpaid, your license and/or registration may be marked for nonrenewal with the Registry of Motor Vehicles.

Searching TipsIf you are looking for a document relating to a specific permit, project or application, you can search by keyword(s) in the Search Window to the upper left of the webpage. After typing in your keyword(s) and hitting GO, a screen will appear that shows where the keyword(s) are located: (Web)pages, Archive Center, Town Directory, In the News, Events Calendar, Document Center, FAQ’s, Forms or Notify Me.

Example: If you are researching permits, projects, or documents related to “Kendrick Park”, you would type “Kendrick Park” into the search window, hit GO, and then view the search results.

Copies of records can be obtained in person at the Records Bureau of the Amherst Police Department during normal business hours. Business hours are Monday through Friday, 12:00 noon - 3:00 pm, starting July 1, 2007.

The Records Bureau is located in the front lobby of the Police Department at 111 Main St., Amherst.

Records requests can also be made via mail. To request a copy of a record through the mail, a Records Request Form should be filled-out and sent to the records office, along with payment by check (payable to Town of Amherst), and a self-addressed, stamped envelope. This will expedite your request.

For emergencies, call 9-1-1. If there is a non-emergency crime or suspicious activity that you’d like to report, call the Amherst Public Safety Communication Center at 413-259-3000, and you will be directed to either speak to an officer, or one will be dispatched to your location.

To obtain a short term keg permit (one keg-one day) you must fill out an application, which can be downloaded from our website under the services link or obtained at the Amherst Police Records Office More...

If you are involved in a motor vehicle crash, and someone was injured or there was over $1000 of damage to either a vehicle or property, you are required to file a Motor Vehicle Crash Report to the RMV.

At your appointment, you should bring with you your completed application (with your firearms/hunters safety certificate if applicable), and a form of identification. New applicants need to provide a passport size photo with their application. All applicants will also need to provide a copy of their receipt issued by the collectors office.

If you application is approved, you will be notified by the Police Department that your license is available for you to pick up at the station. This process generally takes 45-60 days.

Yes, cellular telephone calls are sent to the Northampton State Police Barracks in Northampton, where they will determine your location and transfer you phone call directly to the appropriate police agency.

The Amherst Police Department is committed to making our roads safe. You may either call in the complaint to the Amherst Public Safety Communication Center at 413-259-3000 and an officer will log your request for traffic enforcement.

If you have a problem with noise from your neighbors, call the Amherst Public Safety Communication Center at 413-259-3000 for a police officer to respond to the location of the noise. The responding officer has some discretion in how to deal with the noise complaint.

Possible resolutions include a verbal warning to the residents, a written warning to the residence, a Town of Amherst Noise By-Law violation fine of $100 or arrest for the violation. When determining the appropriate response, the officer may take many factors into consideration, such as the severity of the noise, the time of day, whether the residents have been warned before, the cooperation of the residents to address the problem.

The law that was updated in 2008 requires children riding as passengers in motor vehicles must be in a federally approved child passenger restraint that is properly fastened and secured until they are 8 years old OR over 57" tall.

The expanded law will require a booster seat/safety belt combination for children who have outgrown a child safety seat - typically when they are above age five or 40 pounds -until they are 8 years old OR over 57" tall. The Massachusetts Safety Belt Law requires safety belt use by those 13 years of age and older.

The American Academy of Pediatrics recommends the following for toddlers and pre-schoolers: After reaching the maximum weight or height for rear facing seats, children should ride in a forward-facing seat with a harness until they outgrow it, after which they should use a booster seat with higher weight limits.

Under Chapter 66 of Massachusetts General Law, the cost of a record is $.50 for each side of a page. For requests which require more than 20 minutes to complete, a prorated hourly fee for search time and segregation time expenses, as defined by CMR 32.03, may be assessed.

Copies of records can be obtained in person at the Records Bureau of the Amherst Police Department during normal business hours. Business hours are Monday through Friday, 8:00 to 4:30 pm.

The Records Bureau is located in the front lobby of the Police Department at 111 Main St., Amherst.

Records requests can also be made via mail. To request a copy of a record through the mail, a Records Request Form should be filled-out and sent to the records office, along with payment by check (payable to Town of Amherst), and a self-addressed, stamped envelope. This will expedite your request.

Filing a business certificate at the local level does not protect your name. You may need to register for a trademark or service mark. For more information, please see the following page. Business Certificates

YES! Although we have had some precipitation, our reservoir and groundwater levels are still below normal. We are continuing to monitor both. When water levels return to normal with a steady rate of recharge, the ban will be lifted.

The Connecticut River Region is in an official Drought Watch issued by the Massachusetts Executive Office of Environmental Affairs. For the past five months the region has received significantly less rainfall than normal. Very little rainfall after a winter with little precipitation means that we are in a period with extremely low groundwater and stream flow levels.

The situation is fairly serious with little to no precipitation in the forecast for the next several weeks. Residents, business owners, students and individuals employed within the town are being asked to do all they can to help conserve as much water as possible to ensure adequate supply over the next few months.

No – it is not possible to receive water from the Quabbin or another community as no infrastructure exists to support the transfer of water from these locations. In addition, other communities are experiencing the drought as well. The water in the Connecticut River does not meet drinking water standards.

YES!! Absolutely. Turning off water when brushing teeth or shaving can save 10 gallons/person/day. Installing a high efficiency toilet can save 19 gallons/person/day. Washing full loads of clothes can save 15-45 gallons/load and washing full loads of dishes in the dishwasher can save 5-15 gallons/load.

Yes. The majority of the state is being impacted by these extremely dry conditions. Different regions are at different levels of draught status. Regions in the greater Boston area are under an Emergency Level drought situation.

Not typical - at least not to the extent of the current drought this region is experiencing. However, droughts in New England are not unprecedented. The last extensive Drought Watch occurred in the Connecticut River region from February – May in 2002 which was then upgraded to an Advisory from June – October of that year.

You may water your garden with a handheld hose or watering can. It is best to do so before 9 AM or after 5 PM so that less water is lost through evaporation. Please do not water annual or perennial plants.

Yes. The Amherst Select Board voted to impose a fining structure for those who violate the ban. An initial violation will result in a warning. Fines for violations under M.G.L. c.40, §21D shall be $50.00 for the first offense and $100.00 for each subsequent violation. Each day a violation occurs or continues will constitute a separate offense. The additional language includes a provision which grants the Superintendent of Public Works, Police Chief and Building Commissioner the ability to impose enforcement.

The Town of Amherst has stopped watering its recreation fields, town commons and parks. It has also rescheduled projects where high volumes of water would be used. In addition, DPW staff are checking for leaks in pipes at the Waste Water Treatment Plant and at the Water Treatment Plant. Town staff (including the Fire Department) have stopped washing vehicles. Pool water from the Mill River and War Memorial pools is being re-used to water the downtown flower baskets.

The Town is working with both the Amherst Area Chamber of Commerce and the Amherst Business Improvement District on ways to outreach and communicate to the business community about the current drought situation and the importance of implementing immediate water conservation efforts.

Yes, all three institutions of higher education have strategies in place to reduce their consumption of water. Each has notified students, parents, faculty and staff about the water ban and have implemented operational measures that reduce their institution’s overall water usage. In addition, they are meeting with town officials on a weekly basis to discuss the situation, share resources and educate one another about their respective actions.

About Amherst

The Town of Amherst, located in the lovely Pioneer Valley of Western Massachusetts, is a diverse, inclusive community offering numerous educational and cultural opportunities.

Host to Amherst College, Hampshire College, and the University of Massachusetts at Amherst, the Town enjoys a tradition of open, professional, and high level of government services, quality education, support for open space and agriculture, and respect for its history.